74 Boughton Way, Gloucester, GL4 4PG

UPRN:10007308170Flat/Maisonette1 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band AEPC: D (63)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£122,000

£116k - £128kHigh

Estimate

£122k

Range

£116k – £128k

Rent Estimate (pcm)

£800

£750 - £800

Monthly

£800

Yield

9.14%

Verdict

Derived from HomePortfolio scores

74 Boughton Way earns an INVESTIGATE rating with HP Score 72/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (47/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

47/ 100

Mixed

Transit & Bike

Transit 24Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 7 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +13.9% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10007308170· as of 9 Nov 2026
Rental economics33.1/40
gross yield 9.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 800/mo (range 750-800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -85/mo, -11% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 7 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 187 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 7 Nov 2026
Risk & liquidity14.7/15
428 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£79,000£120,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£105,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£800

Interest rate5.4%

Loan to value75%

Cash required: £32,800
Net cash flow: £199/mo
Cash on cash: 7.3%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.26 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10007308170Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 800/mo (range 750-800)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 800/mo (range 750-800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 187 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£122,000

Rent Estimate (pcm)£800

Gross Yield9.14%

1y Growth-

3y Growth+0.3%

5y Growth+3.5%

10y Growth+4.0%

Last Sold Price£102,150 (2008-04-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0GL4 4PG

Approval Rate

-12mo

Development

low

26/00958/CONDIT
Discharge of Conditions 3 (SuDS), 5 (Planting and Landscaping), 7 (Landscape and Ecological Management Plan), 8 (Scheme for Biodiversity Enhancement), and 9 (Lighting Design Strategy) and Statutory Biodiversity Gain Plan of planning permission 26/00114/FUL.
Pending
26/00859/FUL
Proposed single-story side and rear extensions and alterations to existing conservatory roof.
Pending
26/00841/TPO
3m crown reduction
Approved

View Planning Timeline

Ownership

Corporate Ownership64.4%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2008-04-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,455

Population Density-

Owner Occupied60%

Age Distribution

0-15 24%16-64 64%65+ 12%

View Area Profile

Schools Nearby

Coney Hill Community Primary School
0.0 mi
Good
Barnwood Park School
0.3 mi
Inspected as Barnwood Park Arts College (URN 115720) on 3 Jul 2019
Barnwood Church of England Primary School
0.6 mi
Good
Hatherley Infant School
0.7 mi
Inspected as Hatherley Infant School (URN 115484) on 30 Jan 2024

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

48 Boughton Way
-
£136k
-
82 Boughton Way
-
£140k
-
72 Boughton Way
-
£128k
-
18 Boughton Way
-
£142k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN